Unsold stock in Israel: from 1 year to 13 years depending on the city
Where are the 85,680 new homes still awaiting a buyer in Israel, and how long would it take to sell them off? The question concerns the entire Jewish diaspora, from New York to Paris, from London to Moscow, from Johannesburg to Buenos Aires, because the answer radically changes a buyer's negotiating position depending on the city targeted. According to the Central Bureau of Statistics (CBS), reported by the Buy it in Israel website, the national stock of unsold new homes reached approximately 85,680 units at the end of August 2026, equivalent to about 26.7 months of sales at the current pace. But this average hides dramatic disparities between cities.
A national stock that has been growing for over four years
According to the same CBS data, the stock of unsold new homes has grown by an average of 1.2% per month since April 2022. The Tel Aviv district alone accounts for about 26,330 homes, or nearly 31% of the national total, ahead of the Central district (approximately 21,190); the city of Jerusalem has about 10,250. Yet developers are selling: during the June-August 2026 period, approximately 10,110 new homes were sold, representing 41.8% of all transactions and 24.9% more than a year earlier, while sales of existing homes declined by 1.4%. A significant share of these new home sales, 35.8% during the summer, however, falls under state-subsidized housing programs. Prices, meanwhile, remain on a downward trend: the CBS index shows -1.8% year-on-year in July-August 2026, and -0.6% compared to June-July.
Globes' barometer: from 1 year to over 13 years of stock
In an analysis published on October 20, 2026, the business daily Globes reported, based on CBS data, the stock of each city relative to its sales pace. The newspaper considers a market to be balanced when supply represents at most two years of sales. The results are contrasting. In Ashkelon, 1,419 new homes were available at the end of August against 118 sales per month: just one year of stock. Netivot (1.2 years), Haifa (1.4 years), and Rehovot (1.7 years) also remain below the two-year threshold. Tel Aviv-Yafo, with 9,820 homes and 348 sales per month, stands at 2.4 years, just above equilibrium.
At the other extreme, Jerusalem accumulates 10,249 unsold homes against 156 monthly sales, or 5.5 years of stock. Beit Shemesh and Bat Yam stand at 5.3 years, Kiryat Gat at nearly 6.5 years with about 3,000 homes, Lod and Be'er Ya'akov at nearly 10 years. The extreme case is Yehud-Monosson: 1,670 homes in stock while only 63 were sold in the first half of the year, representing over 13 years of sales. Globes notes that Lod and Kiryat Gat each have about 3,000 unsold homes, more than Rishon LeZion and Holon combined.
What this changes for prices in shekels and dollars
At the Bank of Israel's representative rate of October 23, 2026, namely 3.112 NIS for 1 USD and 3.4844 NIS for 1 euro, a new apartment listed at 3,000,000 NIS represents approximately 964,000 dollars or approximately 861,000 euros. In a city where stock exceeds five years, the developer has little reason to hold firm on the catalog price: buyers who negotiate more easily obtain favorable payment terms, included finishing work, or discounts. In a city with one or two years of stock, by contrast, the negotiating margin is significantly narrower. The CBS also indicates that, among new home sales outside subsidized programs, 30% of free-market transactions included a financing advantage in August, compared to 20% in May: discounts increasingly come through credit rather than the listed price.
High stock is not always a good deal
Abundant stock signals a buyer-friendly market, but not necessarily an investment opportunity. A city that takes more than five years to absorb its new homes is also a city where resale or rental can prove slower, since the buyer will be competing with new homes still available from developers. Conversely, cities like Haifa or Rehovot, close to equilibrium, offer less room for negotiation but a more liquid market. A diaspora buyer, who cannot visit a construction site every week, therefore benefits from cross-referencing three pieces of data before choosing: the number of years of stock, district price trends, and the delivery timeline.
CBS price data by district (July-August 2026) also show very different trends: -2.7% year-on-year in the Central district, -1.9% in Tel Aviv, -1.5% in the South, -1.4% in Haifa, -0.8% in the North, and -0.2% in Jerusalem. The capital is therefore holding up better than average despite its stock of over five years, suggesting stronger local demand than elsewhere.
How to use this map before buying
Three habits are essential. First, systematically ask about the stock level of the project and the city before negotiating. Second, compare the asking price with actually concluded transactions in the neighborhood, information that is publicly accessible through official registries. Finally, have an Israeli lawyer review the sales contract, bank guarantees, and payment schedule, especially for an off-plan purchase. All the steps of a remote purchase are detailed in our ultimate guide to real estate in Israel.
A map to read city by city
With 26.7 months of stock at the national level but ranging from one year to over thirteen years depending on the city, the Israeli market does not have a single face. For Jewish communities around the world, the question is no longer just "where to buy?" but "where is my negotiating power strongest?" The team atImmobilier.co.il helps you read this map and identify the city that matches your budget and your project.
